Moving to Austin from Seattle: Costs & Surprises (2026)
Quick answer: Austin homes currently cost roughly half what Seattle homes do — a median around $426,000 in Austin versus an average near $833,000 in Seattle. But Texas’s property tax rate (about 1.58%) is nearly double Washington’s (about 0.84%), and Texas has no state income tax — which sounds like a win, except Washington doesn’t have one either. The real surprise for most Seattle transplants isn’t the taxes, it’s how differently home prices and tax bills interact once you actually run the numbers.
If you’re moving to Austin from Seattle, you’ve probably already heard “no income tax” as the big selling point. That part’s true, but it applies whether you’re coming from Seattle or not, since Washington also has no state income tax. The numbers that actually change your monthly budget are home prices and property taxes — and they don’t move in the direction most people expect.
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Home Prices: Austin vs. Seattle
As of 2026, the median home sale price in Austin sits around $426,220, down slightly (about 3%) from the prior year as the market has cooled from its pandemic-era highs. Seattle, by comparison, has an average home value closer to $833,192 — nearly double Austin’s figure, even after a slight annual decline of its own.
In practical terms: a Seattle homeowner selling a typical home there and buying a typical home in Austin could walk away with several hundred thousand dollars in equity left over, even after covering closing costs and a move. That gap is the single biggest reason most Seattle-to-Austin moves pencil out favorably on paper.
Property Taxes: The Surprise Most Transplants Don’t See Coming
Here’s where moving to Austin from Seattle gets less straightforward. Texas’s effective property tax rate is about 1.58%, compared to Washington’s roughly 0.84% — nearly double. On a $303,400 home, that’s the difference between about $4,790 a year in Texas and $2,545 a year in Washington.
But because Austin home prices are so much lower than Seattle’s, the actual dollar amount often ends up surprisingly close. Run the math on a $426,220 Austin home at 1.58%, and you’re looking at roughly $6,700 a year — not far off from what a $833,000 Seattle home would generate even at Washington’s lower rate. So the “no income tax” savings are real, but they don’t come with a property tax break too. Budget for a tax bill that’s a similar size to what you’re used to, just labeled differently.
One thing that helps: Texas’s homestead exemption, which reduces the taxable value of your primary residence and can meaningfully lower this bill if you qualify. We cover exactly how that works in our Homestead Exemption guide — it’s one of the first things to file for after closing.
Other Costs That Catch Seattle Buyers Off Guard
A few other differences worth budgeting for before you move:
- Homeowners insurance tends to run higher in Central Texas due to hail and wind exposure, something Seattle buyers rarely had to think about.
- No basements. Austin’s soil and climate mean most homes are built on slab foundations — if you were counting on basement storage or a rec room, that space needs to come from elsewhere.
- HOA fees are common in Austin’s newer developments, more so than in many Seattle neighborhoods.
- Summer utility bills run higher in Austin thanks to several months of serious air conditioning use, offsetting some of what you’d save on winter heating back in Seattle.
Where Seattle Transplants Are Buying in Austin
Relocators from the Pacific Northwest tend to gravitate toward suburbs that offer more space for the money without giving up easy access to the city. Cedar Park is a frequent favorite — we’ve written a full breakdown in our guide to buying a home in Cedar Park, TX if you want specifics on that market.
If you’re moving with kids, school quality is usually the first question. Our Austin-area school district ratings guide breaks down which districts and suburbs tend to rank highest.
FAQs: Moving to Austin from Seattle
Is it cheaper to live in Austin than Seattle?
Housing is significantly cheaper — Austin’s median home price is roughly half of Seattle’s. Overall cost of living is generally lower too, though property taxes and summer utility costs narrow that gap somewhat.
Does Texas really have lower taxes than Washington?
Texas has no state income tax, but so does Washington — that’s not a difference between the two. Texas’s property tax rate is nearly double Washington’s, though lower home prices in Austin often bring the actual dollar amounts closer together than the rate difference suggests.
What is the property tax rate in Austin compared to Seattle?
Texas’s statewide effective property tax rate is about 1.58%, compared to about 0.84% in Washington. Actual rates vary by county and school district within both states.
Do I need to worry about state income tax moving from Seattle to Austin?
No — neither state has one, so this isn’t a change to plan around, despite it being a common assumption about Texas.
What is the Texas homestead exemption and how does it help?
It reduces the taxable value of your primary residence, lowering your annual property tax bill. It’s available to any Texas homeowner who occupies the property as their primary home, and it’s worth filing for as soon as you close.
Where do most Seattle transplants move to in Austin?
Cedar Park is a common choice for buyers wanting more space and good schools within a reasonable commute of Austin proper, though the right suburb depends on your commute, budget, and school priorities.
Bottom Line
Moving to Austin from Seattle usually comes out ahead financially, mainly because of the gap in home prices — but it’s not the tax-free windfall some buyers expect. Go in with accurate numbers on property taxes and the smaller cost differences, and the move should hold few real surprises. For a full walkthrough of the Austin buying process, start with our Smart Austin Home Buying Guide.
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